Your questions answered

Because of the specialist contractor’s national backlog of surveys.

• Roof: Structurally, the major issue is the RAAC panels within the entire main roof construction, the external loading bay and the roof level redundant plant roof (Millgate).
• Due to RAAC panels, the Main Roof and external loading bay roof need to be completely removed and replaced with an alternative roof structure and covering.
• Due to the poor condition of roof coverings the lower roofs to front and rear of the building should have a full replacement of the roof covering.
• Glazing: All the curtain walling glazing needs to be replaced with new double-glazed units with solar coating in aluminum frames. This is required due to the current glazing exceeding its lifespan, rust corrosion to metal frames, sealant/putty failure, single glazed inefficiencies and not being toughened safety glass.
• M&E services: These are generally aged and require attention in the short term.

The estimated cost to refurbish the market hall and carry out priority repairs is £6,031,301.

In addition to refurbishment, four other options are under consideration:

1. Construction of a new indoor market
2. Construction of an outdoor covered market
3. Creation of storage container kiosk-style market stalls
4. Extension of the existing outdoor market area

When considering the future of the Indoor Market Hall it is important to consider the bigger picture, including:

• The £20m Bury Levelling Up project which will bring the development of a new flexi-hall, a new multi-functional events venue, the construction of new replacement roof canopies.
• Bury Council’s joint venture with Bruntwood which will involve development of the Mill Gate estate.

This was considered but ruled out because:

• Costs exceed 500k (we consider this sum of money would be better spent on longer term, more viable options).
• Installation would take 6 months.
• The crash deck could fail after installation (potentially as soon as 24 hours afterwards).
• A crash deck would only every be a temporary solution meaning traders would have to be relocated again before any permanent works could commence.

We want to ensure the least amount of uncertainty and upheaval for traders. Therefore, we plan to commission external expertise to carry out further work over the springtime, to review all options and their costs.

We anticipate this will take approximately 6 months.

Due to the level of funding, wide ranging issues, and the extent of the work likely to be involved, we anticipate that this will take approximately 2 years.

A condition of the £20m Levelling Up Fund is that it must be spent on the original scheme that it was bid for, which is a flexi-hall and canopy roof to the Open Market. It is therefore not possible to reallocate this money to be used on the Market Hall.

The flexi-hall isn’t due for completion until summer 26.

The Levelling Up Fund has time restraints on the completion of the scheme and it is therefore not possible to delay.

All external funding streams will be explored.

As traders have received rent free periods and reduced rents, no further financial support can be given. The one-off Voluntary Support payment is still available for traders to access. More details are below.

Business and personal finance advice

Confidential business and personal finance advice is still available to traders.

We urge ALL traders to access this support as it may assist with your financial situation and business continuity.

• To access free one-to-one confidential sessions, contact Business Advisor, Paul Norris 07741 380006

These confidential appointments will help you look at your cash flow and any debt issues and can lead to a referral to Personal Finance Specialist, Shahin Chowdhury, who can support you with:

• Personal budgeting
• How to approach DWP regarding working tax credit and any other personal financial support (such as putting together a personal budget planner and reducing personal costs)

These sessions can be on the same day to reduce inconvenience. Face to Face appointments are available as well as telephone consultations.

Mental wellbeing support 

Our Market Team are continuing to be as helpful to traders and their employees as possible, but we recognise some people will need more extensive support at this difficult time.

Through our work with the Growth Hub we have unlocked additional support via the Health Assured Employee Assistance Programme. This is a confidential service of up to five sessions focused on managing stress and anxiety through a flexible approach including:

• Online counselling
• Online chat
• Telephone services
• In-person counselling.

Referrals can be made through Paul Norris as part of the business advice sessions.

The option to take the £3,500 Voluntary Support Payment has been temporarily extended to enable traders impacted by the Market Hall closure to operate by alternative means, such as premises previously not offered as part of the relocation, or outside of the Market and Millgate. Should you wish to stop trading in your temporary location, please contact Markets Management where your circumstances and options will be discussed, with guidance from legal colleagues if required.

The £3500 Voluntary Support Payment is a voluntary payment from Bury Council to enable you to operate by alternate means such as premises previously not offered as part of the relocation, or outside of the Market and Millgate. No further payments are available at this time.

The current agreement with the Millgate is for 12 months and will be revisited as the lease comes to an end. We will endeavour to ensure that rents do not increase for traders but this cannot be guaranteed at the present time.

If remedial works are carried out, it is likely that stalls will need to be cleared to prevent any damage. You will be given advance notice by Markets Management should this be required.

The answer to this will depend on which option is chosen and the extent of the work to be carried out on the building. This will be considered by the consultant whilst working through the options.

The leases agreed within the Millgate with Bury Council is for 12 Months, with licences to trade being issued by Bury Council. Once firm time scales have been identified, we will review the current lease and licences to ensure that there is minimal future disruption.

Options for any stalls which may not be able to operate will be considered and communicated as soon as can be confirmed during the process.

There are currently no plans to prevent access to the basement as we understand the importance of this area to many of you for storage and preparation. We will however need the guidance of the project leads, building control and architects as the different options are considered, and will advise of any potential changes as soon as possible.

Following your initial rent and utility-free period, basement electricity will be chargeable in line with your latest agreement.

All traders who had a stall in the Market Hall will be accommodated in the facility if and when it reopens.

If the Market Hall ceased to exist, then the leases would automatically be brought to an end.

On Thursday 26 October 2023 the Council became aware that RAAC had been used in the construction of the Market Hall, after receiving a survey conducted by external specialist building surveyors. Upon receipt of that survey, and in consultation with the external specialist building surveyors, the decision was made to close the Market Hall to protect the health and safety of both the traders and members of the public. The Market Hall leases do include a covenant for quiet enjoyment, which means that the trader has the right to use and occupy their stall in normal circumstances. However, at present it simply would not be safe for you [traders] to do so. In situations such as these the Council has an overriding responsibility to protect you [traders] and visiting members of the public, and that is exactly what we have been doing.

Bury Council holds a building insurance policy through Zurich Municipal which is designed to cover damage caused by named perils.

Following notification of the Market Hall being closed as a result of ‘RAAC’ Zurich Municipal were put on notice of a potential claim under their building policy. Insurers have advised that each claim will be dealt with on a case-by-case basis due to the complexity and as such they are not in a position to give a more detailed response around specific cover. A claim will be presented to insurers with supporting evidence in due course.

Buildings insurance policies are generally designed to cover damage from named perils/risks such as storms, floods, subsidence, fire, or damage from theft. They are not intended to cover defects that might arise from the choice of building materials and therefore the remediation costs arising directly from the presence of RAAC will not be covered under your property insurances. Business interruption will not come into force unless a claim under the material damage policy has been accepted, therefore it will not include any compensation claims.

Traders are responsible for insuring their own contents.